They have since skyrocketed and most of the ones you see for sale onine the owners are fishing for un realistic prices.There is a 24 unit next to my 4plex in Wayne that sold for $1mil in March 2016, out of state buyers, did no upgrades and just sold it for $1.4mil to another group of out of state buyers.

I both intrigued by your successful renovation and a little jelly-fish (jealous) about it.

@Michael Mazzella, that is some great looking out, my advice would have been similar maybe joining a local meetup group and fish around the pond maybe there are some realtors willing to take you as bait!............

Even if the borrower makes a better pitch later, if they fish in the same pond, when the other lenders in the area ask me if I know the investor--when I relay the story of our encounter it would probably give them pause and lead to more rejections.

To help you better, it is best to "swim with where the fishes swim", contact agents that has sold 600-1m within the county, pretty sure it will help. 50% of something is better than 100% of nothing.

If there is some kind of darter fish  etc. there can be made a big deal about impacting the creek.The only way I would consider touching such a project is if there were no other projects with land tracts I could develop in the area.

You were provided a free lesson on "how to fish".

I've used that motto for decades.While I'm considered a seasoned probate investor by many, I'm actually an experienced marketer with title expertise who happens to fish in the probate rivers.Probate sales are not, contrary to what othersmay tell you, necessarily distress property sales. 

Not unlike fishing, you'll never catch gush unless you have a line in the water (marketing). 

I'm now a floundering fish out of water at the foot of four year old...